Gillingham · Kent
Subsidence repairs in Gillingham
Whatever the ground is like under Gillingham, the order of work for subsidence stays the same. Confirm the cause, deal with it, check the movement has stopped, and only then repair the walls so the cracks do not simply return.
Guide price from£2,800per property inc VAT
- Postcodes
- ME7, ME8
- Population
- about 100,000
- Area
- Kent
- Pricing region
- South East
Is Kent prone to ground movement?
Gillingham, Kent: about 100,000 residents across postcode districts ME7, ME8. Nearby places we cover include Strood (3 miles), Gravesend (8 miles) and Maidstone (9 miles).
Kent is one of the parts of the UK where clay soils are most likely to move with the seasons. Parts of Kent lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Kent: Victorian terraces in the Medway towns, weatherboarded and Wealden houses, 1930s semis and seaside bungalows.
How much will subsidence repairs cost in Gillingham?
Prices in Gillingham are worked out on South East rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Structural engineer's investigation and report | £560 – £2,250 | per property |
| CCTV drain survey (common first check) | £170 – £390 | per survey |
| Typical repair once the cause is dealt with: crack stitching and making goodest. | £2,800 – £13,400 | per property |
| Foundation strengthening where it is needed (see underpinning) | £1,100 – £3,900 | per metre of wall |
Which repair method suits a home in Gillingham?
Foundation strengthening
Where the ground cannot be made stable, the load is carried down to firmer soil by underpinning, a beam-and-base scheme, mini-piles or resin injection, depending on the soil and access. It is designed by an engineer and is the exception, not the rule.
Best for: Ongoing movement where removing the cause has not worked
Crack stitching and making good
Once movement has stopped, cracked brickwork is cut along the bed joints, stainless helical bars are bonded in to tie the wall together, and the joints are repointed to match. Inside, plaster is renewed along the crack line before redecoration.
Best for: Category 1 to 3 cracking in walls that are otherwise sound
What happens when we carry out subsidence repairs in Gillingham?
Send photos or call
Send photos of the cracks with a coin or tape for scale, and say when you first noticed them. We give a free initial assessment and suggest whether an engineer, a drain survey or your insurer comes first.
Deal with the cause
Drains are repaired, vegetation is managed on the engineer’s advice, or a foundation scheme is designed if nothing else will work. Where monitoring is recommended, readings run for several months to show the movement has stopped.
Written quote
We price the agreed repair and confirm a fixed price in writing once it is specified. If there is an insurance claim, we can price to the loss adjuster’s or engineer’s schedule instead of our own scope.
Signs you may need subsidence repairs
- Fresh cracks showing on both the inside and outside of one wall
- Wallpaper rippling or tearing where the wall meets the ceiling
- Cracks that open in summer and partly close again in winter
Rules for subsidence repairs in England
In England, underpinning and other work that alters or strengthens a wall or foundation is building work under the Building Regulations (Part A, structure), so building control approves and inspects it. Like-for-like repairs often are not, and we tell you which applies before a price is agreed. Work to a party wall, or excavation close to a neighbour’s foundations, can also need a notice under the Party Wall etc. Act 1996.
Subsidence repairs in Gillingham: questions and answers
What is the price of subsidence repairs in Gillingham?
Guide prices for subsidence repairs in Gillingham start from about £2,800 per property, including VAT, on South East rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out subsidence repairs in Gillingham?
Yes. We take enquiries from across Gillingham, including ME7, ME8, and from nearby places such as Strood and Gravesend. Send photos for a free initial view and we will tell you what happens next.
Does the ground around Gillingham cause cracking?
North Kent sits on London Clay, central Kent on Gault and Weald Clays and the Downs on chalk, so shrinkable clay is widespread. East Kent around Deal and Dover had a small deep coalfield, worked until the late 1980s. Only an investigation can say why a particular building has moved.
Will past subsidence affect my home insurance?
It can, because insurers ask about previous subsidence at renewal or when you switch. Staying with the insurer who handled a claim is often simplest. Answer any new insurer’s questions honestly and keep the repair records, which show the problem was dealt with.
Should I cut down the tree near my house?
Not without advice, because felling a mature tree on clay can make things worse. As the roots stop drawing water, the clay swells and can lift the foundations, which is called heave. Pruning or staged removal may be advised instead. Check whether the tree is protected.
More repairs we carry out in Gillingham
- Roof structure repairs
- Lintel replacement
- Wall tie replacement
- Brick arch repairs
- Structural surveys and crack monitoring
Subsidence repairs near Gillingham
Send photos of the cracks in your Gillingham home, with something for scale, and we will give a free initial assessment and tell you the sensible next step.